#legal advice for landlords

[lawofficeofryansshipp]

A Floridian Landlord's Playbook for Overcoming Common Rental Hurdles

    Florida Eviction Lawyers Hey there, fellow Landlord,   Diving into the world of Florida real estate can be as thrilling as a rocket launch at Cape Canaveral. Here’s my personal guide, honed from years in the trenches, to help you navigate the common ups and downs of renting out property. Ensuring Rent Arrives on Time We’ve all felt the sting of late rent payments. Clear communication about…

[bursting-at-the-seems]

Housing Disability Discrimination Support

Hi everyone,

I'm reaching out to share my experience with my LL and to seek advice or support as I believe I am experiencing disability discrimination.

Questions:

Am I on the right track? Are they in violation?

What to I do next?

Can I represent myself? Do I need an attorney?

Is it time to file state and federal reports?

Know of an AZ attorney who can help?

Summary:

I've been facing significant issues with my landlord (LL) regarding delayed disability accommodations and incorrect billing. Despite requesting accommodations over three months ago, they has not resolved the issue. Additionally they have made billing errors, including unauthorized charges and fees that are connected to my accommodation request, and they have failed to communicate effectively. Additionally, their legal counsel has used ableist language and derailed conversations about accommodations, seemingly to discourage me from pursuing my rights; I also think they are misrepresenting the law. This situation has caused undue hardship, and I believe their actions may constitute harassment and discrimination under the Fair Housing Act (FHA), Americans with Disability Act, and Arizona Residential Landlord and Tenant Act (ARLTA). At this point I am prepared to take legal action if necessary and am seeking advice or support from others who may have faced similar issues.

Context:

- I and two roommates have lived here for 4 years. In December, my symptoms got worse, and I was diagnosed with chronic conditions. We have been in an ADA unit for 3 of the 4 years.

- I pay for a garage, one roommate pays for a carport, and the other utilizes the free parking option. There is no ADA parking on the shortest route to our ADA dwelling. Free ADA parking spaces are not accessible to me due to having to cross a parking lot and other spaces or walk through a handful of hallways.

- Many tenants complain of a lack of parking and often need to park far from dwellings, park illegally, in another’s paid spot, or leave the complex to park elsewhere.

- All dwellings aside from ADA units have top-loading washers. E-check payments can only have 2 fails before being revoked. During my flare of symptoms and unexpected medical costs, we had two fails. Our first two in 4 years.

- This is a privately owned complex with more than 4 units, built in 2009. AZ has one-party consent recording laws. LL office has a history of not answering the phone.

Timeline:

April:

-Concern (confidential per agreement)

-During this concern I began learning about my rights with regards to my disabilities

-Concern resolved

-Accommodations requested

-documentation submitted (doctors note, state issued Handicap Card)

-Maintenance staff states it would be easy to provide top loading washer, could do it right away

May:

-Attorney pushback need new medical note (dr signature not seen), states ADA doesn’t apply, doesn’t understand nexus

-New Medical Note submitted

-Detailed explanation o f nexus over and above required

-Lawyer states LL Not obligated to pay for modifications

-Approves some modifications at my expense

-Approves reinstatement of my ability to make echeck payments, one additional chance only

-Does not approve transition to top loading washer or elevating washer per doctors note or accessible parking

-LL legal rep implies I should be grateful for the upgrade despite stating why it is not accessible for me

-LL legal rep states ADA has no relevance

-LL states they have other top loading machines available but don’t want to have to deal with/ store our front loading.

-LL legal rejects accessible washer and dryer accommodation and accessible parking does not offer alternative solution

-LL states they will have maintenance build block under washer to raise it despite LL legal rep decline (this has been provided)

-LL legal rep states keep paying for garage or use covered parking space, despite covered spot irrelevance as it is another tenants

June:

-payed June invoice via e-check since ability reinstated (documented)

-Lease on dwelling needs to be renewed at the end of month, in reviewing contract notice garage rent has increased by ~67%

-Called City of Gilbert to review ada parking codes, informed that if in an ADA unit FHA states that there must be an ada parking space on shortest route to dwelling. Recorded call.

-Emailed regarding lease renewal and ongoing parking discussion pushing back on increase and restating my request for accessible parking accommodation

-LL legal rep states there is no such thing as an ADA unit, despite the property management referring to it as it and it being a colloquially accepted term.

-LL rep states they do not see why I need accessible parking when I pay for a garage, and we have a covered spot and nothing LL needs to do. That the city is incorrect.

-Push back on this, reexplain that I would give up my garage if g tr here was a free accessible parking option and once again that the covered spot belongs to another tenant.

- nearing lease deadline, reached out asking if we can sign bur leave the garage terms out until resolved or have an extension without fee

-Followed up again with no response onexpiring lease options, highlighting unresolved disability accommodations initially requested in April (over 3 months without resolution).

- LL acknowledged the need for review and suggested a month-to-month (MTM) option at no extra cost until disputes over increased garage rent and the request for accessible parking are resolved.(Documented)

- Received recurring payment reminder, states billing amounts may change based on account balance, account balance is controlled by LL

- while not required as auto pay established, checked ledger around 10pm on 6/30 and saw an amount of $99.76. (Documented)

July:

- In July 1 discovered LL increased the bill and auto-billed $2,943.81, including fees previously agreed not to charge (MTM fee and disputed garage cost).

- Called LLtwice, no response.

- Visited the leasing office with roommate 1; charges were adjusted but a refund was refused. LL assistant manager (am) asserted that only a credit for the following month could be issued, leaving us without $500 in our budget. LLAM said, “It’s not fair but that’s how it is.” Suggested we stop check if we needed another solution. The conversation was recorded.

- Emailed LL with an update.

- Called the bank and was informed of a $30 fee for stopping the check.

- Called LL and spoke with LLAM she stated LL would not cover the canceled check fee. Reminded LLAM this issue arose due to LL oversight and they should bear the fees. -Discussed an alternative solution of letting the check bounce, which LLAM confirmed would not incur a fee and would allow continued e-check payments per the accommodation terms, without a late fee. This call was witnessed by another resident.

- Emailed LL to summarize the call and communicated that we would not return from our holiday until July 7 and would make the payment once there was confirmation that the check had not gone through.

- LL acknowledged the situation, mentioned a grace period for late fees but incorrectly stated that we chose to make an overpayment.

-July 4 Leasing office closed.

-July 8 Received notice that the check was rejected by SanTan upon our return from holiday, attempted payment but was unable to do so online, called the office but was unable to connect with staff.

-July 9 Attempted payment again and found additional fees despite agreements from LL,LLAM

- Received a threatening eviction notice on the door with no prior communication from the leasing office.

-Emailed LL all the above, proving that we did not choose to make this payment; it resulted from LL error in not updating the system per the agreement to not charge for MTM or the disputed garage fee. The auto payment was triggered by LL incorrect managing of account balance despite stating we would not be charged fees and late payment was due to LLAM not following through with commitments on being able to make e-check payment and no fees.

-July Three calls to the office from various residents of 1086 went unanswered.

- Sent an email to LL seeking resolution.

- Follow-up emails from LL and LLAM stating they will get back to us

- Conversation with LL over the phone, who inaccurately asserted that the overpayment was our mistake and held us responsible for all fees. Clarified that the June 30 and July 1 amounts were both incorrect, and the automated payments were managed by LL. Call recorded.

- Left a voicemail for LL corporate office

- Paid July rent, excluding disputed fees and deducting $10 for the cashier check charge that was only needed to be obtained due to LL Error. LL spoke to other roommates incorrectly stating they didn’t understand why I chose to over pay. Roommate 2 states, auto payment controlled by them, and we had checked which we should not have needed to do -no one is checking their Spotify auto payments - recorded

- Submitted formal complaint for delayed accommodation and billing error highlighting the above information

- LL said was not needed as they had been communicating and that the billing and requests are a separate issue - says accepted partial payment as curtesy

- LL legal rep responds to earlier email, not formal complaint, and again rejects accessible parking accommodation, says not needed despite documentation, to keep paying or use other tenants spot, no other option provided, states rate increase is not discriminatory, says this is the last of the matter.

-LL states we are to sign lease by Aug 1, no reinstatement of epayment, offered to cover $80 of fees and we are responsible for over $250

-LL sends this in three separate emails

- Forwards Formal complaint to senior LL corporate staff, LL legal rep, and LL. States that billing errors and the 3 month delay in accommodation are inherently linked as the LL said no fee to extend while we sort through accommodation, then failed to ensure their billing was correct and put burden on me.

Key Points:

Untimely Resolution of Accommodation Request: Over three months have passed since the initial request for disability accommodations, an excessive and legally questionable delay under the Fair Housing Act.

Potential Delay Tactics: It appears that LL may have deliberately delayed the accommodation process, which coincided with our lease renewal period. This delay tactic is concerning as it suggests an attempt to force us out of the premises, especially given the sudden notice of five days provided after their billing mistake.

Legal Counsel's Conduct: LL legal counsel has repeatedly used ableist language and derailed conversations about accommodations by fixating on irrelevant information and nitpicking colloquial language. This appears to be an intentional strategy to wear out disabled tenants and discourage them from pursuing their rightful accommodations.

Legal Implications: Potential disability discrimination due to unresolved accommodation requests and mishandling of billing.

Definition of Harassment in Housing Context: Harassment in a housing context includes actions that create a hostile living environment, repeated and unreasonable demands, or failure to make necessary accommodations, particularly when these actions are taken against someone because of their membership in a protected class (such as individuals with disabilities).

Legal Case Summary:

LL actions constitute a blatant disregard for Arizona state law and federal housing regulations. Under the Arizona Residential Landlord and Tenant Act (ARLTA), landlords are required to maintain fit and habitable premises and make all repairs necessary to keep the premises in a livable condition (A.R.S. § 33-1324). LL repeated billing errors and failure to address accommodations contravene these obligations. Furthermore, under the Fair Housing Act (FHA), it is illegal to discriminate against individuals with disabilities, including failing to make reasonable accommodations in rules, policies, practices, or services when such accommodations may be necessary to afford a person with a disability an equal opportunity to use and enjoy a dwelling. The excessive delay of over three months in addressing my accommodation request is unreasonable and likely a violation of the FHA. Additionally, the rent increase after the accommodation request, the assertion that paying for accessible parking is the only option, followed by an increase in garage rent (the accessible parking option), and the mishandling of July rent with associated fees and penalties, are all linked and indicative of a pattern of discriminatory and retaliatory behavior by LL. These actions, taken together, create a hostile living environment and impose undue financial and emotional stress potentially constituting harassment. Federal guidelines and best practices indicate that accommodation requests should be acknowledged within 3-5 business days, an interactive process should begin immediately and be completed within 1-2 weeks, and simple modifications should be addressed within a few weeks. The delay of over three months in resolving the request for accessible parking is excessive and fails to meet these standards. Timeline above illustrates LL failure to uphold agreed-upon lease terms and accommodate disability needs regarding accessible parking. Their actions have led to undue financial burden and threats of eviction, potentially violating both the FHA and state law. SanTan's conduct could be construed as harassment and discrimination, subjecting them to significant legal liability.

Action Needed from LL:

Immediate correction of billing errors, waiver of unauthorized fees, reinstatement of e-check payment ability, resolution of the accommodation request, and execution of the lease agreement. LL must address communication shortcomings and ensure compliance with the FHA and the Arizona Residential Landlord and Tenant Act to prevent further legal consequences, including potential lawsuits for discrimination, harassment, and breach of contract.Failure to comply to result in legal action seeking damages, including punitive damages, for the distress and financial losses incurred due to LL unlawful practices. We are prepared to pursue all available remedies under state and federal law to protect rights and ensure fair treatment.

Any advice, support, suggestions on the above much appreciated!

[swlegalservices]

Qualities To Look for In a Team Of Paralegals

Paralegals can make your life easier when you’re going through a divorce or need help with any other legal situations regarding family law Vaughan. Apart from this, they can also provide you with great advice in other legal situations. So, you should surely consider working with them if you are struggling with a legal battle. What are the qualities that a team of paralegals should have? Let’s discuss.

Attention to detail

The team of paralegals should always pay attention to every little detail. When you’re going through an unwanted situation, you may be facing emotional turmoil. So, you may not be mentally present in all situations and may not pay attention to every detail. The team of paralegals can do this for you. They can pay attention to all the details and can provide you with the most useful information. So, this will make things easier for you.

Communication

The team of paralegals should stay in constant touch with clients. So, whenever they have any new information to share, they should contact you immediately. They should provide you with the right legal advice Toronto at all times so that you can see things. With the right team of paralegals, you will be able to make the most informed and practical decisions.

Legal knowledge

The team of paralegals should have extensive legal knowledge. These professionals should keep various consequences in mind and should help you understand how you can act in various situations. You will always have a backup plan ready when you work with a professional team of paralegals who have the right legal knowledge in a particular field.

Adaptability

The team of paralegals should be highly adaptable. This is essential because every situation will be different. So, they should be able to easily adapt to various situations. They should understand what the requirements of the client are. According to this, they should offer the best advice that will help the client. They should do everything possible to help the client get the desired outcome even if it means going the extra mile.

Empathy

When you are stuck in a legal situation. you may feel worried and may not be your best self. So, the team of paralegals should be empathetic towards you in such a situation. They should work together as a team to assist you in the best way possible. So, if you need help with landlord and tenant Toronto, make sure to work with a reputable team of paralegals.

To get help with family law, visit https://swlegalservices.ca/

Original Source: https://bit.ly/3VQZoPd

[ashburnhaminsurance]

Navigating HMO Regulations: Legal Requirements for Landlords Explained

As the rental market continues to evolve, the regulations surrounding Houses in Multiple Occupation (HMOs) have become increasingly stringent. For landlords considering HMO properties or who already own and run one or more, understanding and complying with these regulations are essential steps to ensure legal compliance and the well-being of tenants. In this article, we’ll delve into the…

[h0neyfreak]

If you are renting from Just Some Guy (aka not a managed apartment or condo building that has a maintenance department) I cannot emphasize enough how important it is to only ever communicate with your landlord about issues via email. Disclaimer for this being based on my experience with US law and landlords and not legal advice in any capacity, but if something is wrong in your living space, take pictures/videos (where possible) and send clear, concise emails that hit on all the “you aren’t fulfilling your lease obligations” pain points. If you have a landlord with any basic awareness it should get them to fix it and it’ll give you a nice start against the barely sentient slime balls when you’re fighting with them later.

Here’s the basic formula/template with an example letter below the cut:

Hi [landlord],

This is [name] at [address/unit]. We have been having an issue with [room/appliance/area] since [date/time]. [describe issue in 1-2 sentences]. I have attached photos/a video to better illustrate the problem. We have already tried [obvious solution like changing a bulb or basic cleaning] and it has not resolved. We are concerned because [property damage and/or limiting use of the space]. Can you please [maintenance request]?

If you don’t hear back, reply to the same chain with some variation of “Following up on my previous email. The issue is still present [additional photo or video evidence as relevant]. Can you provide an update on when this will be fixed?” And keep doing that as often as you feel is necessary.

If they call you, send a follow up email right after you hang up saying “Hi [landlord], thanks for calling. Just want to confirm that [whatever you discussed]. Let me know if this isn’t correct.”

Sample letter:

Hi Random Guy,

This is Your Tenant at 123 Street in Unit 2. We have been having an issue with the windows in the kitchen since we moved in on April 7th. The three north facing windows leak substantially whenever we get rain. Videos and photos attached. Those were taken during the storm last night. The windows are closed and locked and we have checked for anything jammed underneath them but it keeps happening. It makes it impossible to use the kitchen while it’s raining as dirty water gets all over the counter where we prepare food. We are also concerned about mold and bugs becoming a problem if this continues. Can you please send someone to repair the windows?

Thank you,

Your Tenant

[albertmaimoneassociatespc]

Seeking clarity in your landlord/tenant dispute? Look no further! Albert Maimone & Associates, P.C. offers expert legal counsel for both landlords and tenants in Queens, NY. Our seasoned attorneys provide personalized solutions tailored to your needs. Whether it's drafting lease agreements or navigating eviction proceedings, we've got you covered. Book a free consultation today to understand your rights and options.

Landlord tenant attorney near me Call us (718) 357-1216

[housingdisrepairs]

Guide to Housing Disrepair

Create a comprehensive guide on how to resolve tenant-landlord disputes over housing disrepair, specifically hot water boilers, by highlighting the role of Housing Disrepair, outlining the legal rights of tenants, and providing an active resolution process that includes assessment, communication, advisory role, legal action, and closure. Use an informative voice to address the common problems tenants face, offer solutions, and emphasise the importance of better relationships between landlords and tenants.

[shawtysnappin77]

Sketchy?

I know it is normal to obtain a copy of a legal contract, however, what do you do when you get that copy and you're missing pages? We're in a whole situation here and the information I actually need and agreed to is on a page i never actually got a copy of. We just resigned our lease for another year. My husband's grandmother got diagnosed with brain cancer and ask us to move into their house. I reached out to our landlord about breaking our lease (we are literally not a full month in) and we were told that we're not allowed to because they have multiple units opening up and can't have this one open as well. On top of that, they said it costs them over $10k to turn over an apartment. I know they're not going to do anything to the apartment as far as upgrades. They're too cheap for that. When i went through my "copy" of our current lease, i didn't find anything about terminating early. After some investigating, i realize that was one of the pages we didn't receive with our copy. The only reason I know this information is on a missing page is because i asked for the physical copy of our last lease earlier this year. So is my landlord being sketchy? We plan on talking to them in person to let them know our situation. I guess in the mean time I can see if I can find someone who needs an apartment.

[asquared-ohgodnotthehorrors]

Bit comedic but could actually save someone’s life

[geetanjalihomestateyt]

Gala Expo Season 2: Enchanting Customer Reviews and Unfiltered Experiences

Discover Gala Expo Season 2 like never before with enchanting customer reviews! 🌟 Immerse yourself in their unfiltered experiences, reliving the magic and moments that made this event truly special. Join us for a journey of inspiration, connection, and awe. Watch now!

[lawofficeofryansshipp]

Martin County Eviction Attorneys | 561.699.0399

Martin County Eviction Lawyers If you’re a property owner in Martin County, Florida, grappling with tenant problems, consider Law Office of Ryan S. Shipp, PLLC for reliable legal support. Our seasoned team specializes in both residential and commercial evictions, adept at handling the nuances of landlord-tenant law and delivering prompt, effective solutions. Why Opt For Shipp Law For Eviction…

[mostlysignssomeportents]

The CFPB is genuinely making America better, and they're going HARD

On June 20, I'm keynoting the LOCUS AWARDS in OAKLAND.

Let's take a sec here and notice something genuinely great happening in the US government: the Consumer Finance Protection Bureau's stunning, unbroken streak of major, muscular victories over the forces of corporate corruption, with the backing of the Supreme Court (yes, that Supreme Court), and which is only speeding up!

A little background. The CFPB was created in 2010. It was Elizabeth Warren's brainchild, an institution that was supposed to regulate finance from the perspective of the American public, not the American finance sector. Rather than fighting to "stabilize" the financial sector (the mission that led to Obama taking his advisor Timothy Geithner's advice to permit the foreclosure crisis to continue in order to "foam the runways" for the banks), the Bureau would fight to defend us from bankers.

The CFPB got off to a rocky start, with challenges to the unique system of long-term leadership appointments meant to depoliticize the office, as well as the sudden resignation of its inaugural boss, who broke his promise to see his term through in order to launch an unsuccessful bid for political office.

But after the 2020 election, the Bureau came into its own, when Biden poached Rohit Chopra from the FTC and put him in charge. Chopra went on a tear, taking on landlords who violated the covid eviction moratorium:

https://pluralistic.net/2021/04/20/euthanize-rentier-enablers/#cfpb

Then banning payday lenders' scummiest tactics:

https://pluralistic.net/2022/01/29/planned-obsolescence/#academic-fraud

Then striking at one of fintech's most predatory grifts, the "earned wage access" hustle:

https://pluralistic.net/2023/05/01/usury/#tech-exceptionalism

Then closing the loophole that let credit reporting bureaus (like Equifax, who doxed every single American in a spectacular 2019 breach) avoid regulation by creating data brokerage divisions and claiming they weren't part of the regulated activity of credit reporting:

https://pluralistic.net/2023/08/16/the-second-best-time-is-now/#the-point-of-a-system-is-what-it-does

Chopra went on to promise to ban data-brokers altogether:

https://pluralistic.net/2024/04/13/goulash/#material-misstatement

Then he banned comparison shopping sites where you go to find the best bank accounts and credit cards from accepting bribes and putting more expensive options at the top of the list. Instead, he's requiring banks to send the CFPB regular, accurate lists of all their charges, and standing up a federal operated comparison shopping site that gives only accurate and honest rankings. Finally, he's made an interoperability rule requiring banks to let you transfer to another institution with one click, just like you change phone carriers. That means you can search an honest site to find the best deal on your banking, and then, with a single click, transfer your accounts, your account history, your payees, and all your other banking data to that new bank:

https://pluralistic.net/2023/10/21/let-my-dollars-go/#personal-financial-data-rights

Somewhere in there, big business got scared. They cooked up a legal theory declaring the CFPB's funding mechanism to be unconstitutional and got the case fast-tracked to the Supreme Court, in a bid to put Chopra and the CFPB permanently out of business. Instead, the Supremes – these Supremes! – upheld the CFPB's funding mechanism in a 7-2 ruling:

https://www.scotusblog.com/2024/05/supreme-court-lets-cfpb-funding-stand/

That ruling was a starter pistol for Chopra and the Bureau. Maybe it seemed like they were taking big swings before, but it turns out all that was just a warmup. Last week on The American Prospect, Robert Kuttner rounded up all the stuff the Bureau is kicking off:

https://prospect.org/blogs-and-newsletters/tap/2024-06-07-window-on-corporate-deceptions/

First: regulating Buy Now, Pay Later companies (think: Klarna) as credit-card companies, with all the requirements for disclosure and interest rate caps dictated by the Truth In Lending Act:

https://www.skadden.com/insights/publications/2024/06/cfpb-applies-credit-card-rules

Next: creating a registry of habitual corporate criminals. This rogues gallery will make it harder for other agencies – like the DOJ – and state Attorneys General to offer bullshit "delayed prosecution agreements" to companies that compulsively rip us off:

https://www.consumerfinance.gov/about-us/newsroom/cfpb-creates-registry-to-detect-corporate-repeat-offenders/

Then there's the rule against "fine print deception" – which is when the fine print in a contract lies to you about your rights, like when a mortgage lender forces you waive a right you can't actually waive, or car lenders that make you waive your bankruptcy rights, which, again, you can't waive:

https://www.consumerfinance.gov/about-us/newsroom/cfpb-warns-against-deception-in-contract-fine-print/

As Kuttner writes, the common thread running through all these orders is that they ban deceptive practices – they make it illegal for companies to steal from us by lying to us. Especially in these dying days of class action suits – rapidly becoming obsolete thanks to "mandatory arbitration waivers" that make you sign away your right to join a class action – agencies like the CFPB are our only hope of punishing companies that lie to us to steal from us.

There's a lot of bad stuff going on in the world right now, and much of it – including an active genocide – is coming from the Biden White House.

But there are people in the Biden Administration who care about the American people and who are effective and committed fighters who have our back. What's more, they're winning. That doesn't make all the bad news go away, but sometimes it feels good to take a moment and take the W.

If you'd like an essay-formatted version of this post to read or share, here's a link to it on pluralistic.net, my surveillance-free, ad-free, tracker-free blog:

https://pluralistic.net/2024/06/10/getting-things-done/#deliverism

[its-all-stardust]

Hey, so first of all, I love your work, it's absoluteley amazing!!!

I saw that your requests are open, so I thought that I would ask for a Matt Murdock x reader oneshot? You know, just something cute and fluffy?

Maybe I'm gonna sound a bit stereotypical but how about a reader that owns a bakery and wants to try out a new recipe. Matt tries to sneak a taste from time to time while "helping out" (honestly, he's just teasing and making reader's job probably harder [affectionaly]). Just domestic fluff? Maybe please?

You don't have to if you don't want to, but I thought I'd give it a try :)

Thank you!! I'm glad you like my writing!! 🫂

I'm worried with this one that I tweaked things just enough that it's not exactly what you wanted anon, but I did my best and wrote what inspiration gave me!! I'll be honest, it could be fluffier, but I'm also not offended by my own writing so that's something lol I hope you like it!! ❤️❤️

Check out this post for request guidelines

Masterlist

Matt Murdock/GN!Reader

Word Count: 964

Was turning your residential apartment into a glorified bakery after you moved in with your boyfriend legal? According to Matt, a very good lawyer, it wasn’t technically illegal, so you did it anyway and prayed your landlord never found out.

It wasn’t really a bakery, not in the traditional sense. You didn’t try making it into a storefront, nor did you want it to be one. You did, however, take specialty orders through your website. You mainly baked for small events or private parties. You weren’t touching a wedding with a ten-foot pole unless you made the cake or just one of the cookies for the snack table.

It wasn’t enough to pay the bills on its own—you still had a full-time job—but you enjoyed it, and the small amount of extra income it generated was nice.

Matt enjoyed it, too. So much so that you often joked he had ulterior motives for dating you.

But even though baking was a passion, it still came with challenges.

You let out a frustrated sigh and leaned against your elbows, bent over the counter, and buried your face in your hands. 

This is the worst part about baking, you thought.

“Do you need help?” Matt asked, hand suddenly on your shoulder. You jumped, letting out a small gasp. “Sorry. I tried calling a couple of times.”

“It’s fine,” you sighed, turning to wrap your arms around his middle, leaning into him, and pressing your face against his neck. “I just hate this.”

Matt huffed a laugh. “It can’t be so bad. You say that about every new thing you try.”

“But I really mean it this time!” you whined, though you actually didn’t.

You strived for perfection, but new recipes were always daunting. Either the first few batches didn’t meet your standards, or the very first one did, but the subsequent batches often failed. You thought once or twice about not adding anything new to your menu, but you needed to keep a refreshed list, or else you risked losing repeat customers—the ones who made this business possible for you in the first place.

“We can do it together,” Matt offered, lips brushing against the top of your head. “Will that make it better?”

You considered it for a moment. Matt’s taste was impeccable. You often used him—and Foggy and Karen—as guinea pigs, and he was always able to offer you the best advice. In another life, he would have been a fantastic chef. You’ve never baked anything with him before, only handed him the finished product.

If he helped you now, as you were putting everything together, it could make the whole try, try again process you had going significantly shorter, if not bypassed completely.

“Yes, actually. I think it will,” you answered, lifting your head up. 

The only problem: Matt was a complete and utter nuisance.

He wouldn’t do what you told him, at times completely forgoing your instructions—the one you found in an old cookbook that wasn’t like anything you found online—and adding either the incorrect amount of something or adding something that wasn’t even on the list of ingredients.

No matter how many times you told him baking was an exact science and the time for experimentation was after you followed the recipe to a T and tasted the finished product, he refused to listen. You thought he did, at first, but then you caught him tossing in almond extract behind your back, and things only went downhill from there.

“Would you please stop sticking your fingers in the bowl?” you practically begged after you caught him helping himself to the cookie batter for the fourth time.

“How else am I supposed to taste it?” he asked with a playful smirk. He seemed to enjoy the fact he was making you want to pull your hair out.

“With the spoon I specifically set out for that purpose!” You picked it up and thrust it at him. He ignored it and stuck his finger in his mouth.

“But I’m blind. How am I supposed to know where it is?” 

You raised an eyebrow, not fooled. “The same way you find the bowl even after I move it.”

Matt shrugged. “Fair point. But if I used the spoon, I couldn’t do this.” He stuck his finger in the bowl again.

“Matthew, I swear to—”

He stuck his finger in your mouth, not far but enough for the batter to touch your tongue, before he pulled away.

“—God,” you couldn’t help but finish as the first notes of the batter processed. Brow furrowed, you focused on the taste, brushing your tongue against the roof of your mouth, trying to make it last while you sorted out the different flavors. It was…

“That’s amazing,” you said, stunned. “What did you put in there?” You pulled the bowl toward you, forgetting the spoon in your hand as you dipped in a finger from the other. It wasn’t what you were trying to make at all, and you needed another sample.

“I tried telling you it just needed a few extra ingredients.” Before you could stick your finger in your mouth, Matt took your hand, wrapping his lips around your batter-covered finger. His tongue lapped gently against the pad, almost teasing. “Now it’s perfect,” he said when he pulled away.

“I think I need you in the kitchen more often,” you said, wheels already turning in your mind.

Matt beamed at you and tried leaning in for a kiss. You, however, didn’t notice and stepped away to find your phone, leaving him confused.

You opened your notes app and said, “Quick, tell me what you did before you forget.”

Matt could only shake his head in amusement before he dutifully listed everything he had snuck into the batter.

[justsomeantifas]

Hi, I've been drinking water from plastic almost exclusively for over a year now because my landlord is known to cut corners and the tap water tastes funny. (Strong metallic aftertaste, a little unpleasant) I've been trying to contact my local water supplier to ask about testing but I've failed to answer their calls in the past due to my (recently diagnosed) ADHD. I'm trying my best to contact them again. But, in the meantime, do you have any advice?

When you get out of that situation if you can drink out of glass or steel.

I don’t know the legal system of your area tbh it is rough. If anyone else knows maybe they can comment.

I stayed in a house with lead in the water and tbh 💀 I just drank it at times bcuz … whelp.

Bodies are great at bouncing back though. If there are water fill up stations by you perhaps you could fill up steel tubs? to drink from.

Even if you did this for years and years just stopping in the future helps so don’t get too hung up on it.

I was just sharing a psa I saw earlier.

It is scary but you’re not doomed.

[les-mis-amiss]

[Jehan, Courfeyrac and Enjolras walk down the street]

Jehan, to Courfeyrac: My landlord threatened to evict me if I don't agree with the 50% rent price hike. What should I do?

Courfeyrac: He can't do that, it's illegal! Document all exchanges, then you should file-

Enjolras, with a pointed look at Courfeyrac: Ah, ah! We're students, we can't give legal advice, only legal information.

Montparnasse, appearing from an alley: Would you be interested in some illegal advice?